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Property profile & analytics
OFF-MARKET
Estimated value
$920,000
Retail space
309 Rancho Santa Fe Rd San Marcos, CA 92078-2303
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9723665
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Total area
3,292 SF
Lot
0.48 ac (20,779 SF)
Zoning code
COMMERCIAL
APN
219-221-53-00
UPID
US09-9723665
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Kidmazing Dental & Orthodontics Dental Office
-
Erin Anne Kolling Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.12M
CAP Approach
CAP
$795k
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$920k
Owner & transaction history
Asgari Pargal Investments LLC · 5 yrs held
Asgari Pargal Investments LLC
since 2020
Last sale
$950,000
7 recorded transactions
Zoning & alternative use
COMMERCIAL · San Marcos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.5M
+44.9%
Auto repair, garage
$1.3M
+25.7%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Marcos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Marcos submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,030,000
ML approach
$1,120,000
CAP Approach
CAP Return
Estimation
6%
$860,000
6.5%
$795,000
7%
$740,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,000,000
Current use
OFFICE BUILDING
$1,450,000
Change: +45% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,255,000
Change: +26% · Conversion: Difficult
WAREHOUSE, STORAGE
$935,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$920k
Range $828k – $1.01M · ±10% · vs last sale $950k (Aug 12 2020)
Last sale anchor
$950k
Aug 12 2020
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$279 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$11,169
Tax year 2024
Assessed value
$1,008,147
Assessed 2024
Previous assessed
$1,008,147
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$689,785
Assessed improvement
$318,362
Applied tax rate
13.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Heating
NONE
Units
1
Total area
3,292 SF
Lot
0.48 ac (20,779 SF)
Zoning code
COMMERCIAL
APN
219-221-53-00
UPID
US09-9723665
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · San Marcos, CA
Zoning COMMERCIAL · permitted uses
COMMERCIAL · San Marcos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Marcos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
WAREHOUSE, STORAGE
Est. value
$935,000
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Units
1
Lot
0.48 ac
Current owner
From public records · entity-resolved
Asgari Pargal Investments LLC
Entity
Mailing address
327 S RANCHO SANTA FE RD STE G, SAN MARCOS, CA 92078-2335
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2023
—
Asgari Pargal Investments LLC
—
Deed
related
$770,000 · Bank Of America NA
Aug 12, 2020
$950,000
Asgari Pargal Investments LLC
Peter Holdings LP Blue
Grant Deed
$810,000 · Live Oak Bkg
Mar 21, 2005
$950,000
Peter Holdings Blue
James A Marsh Dbp
Grant Deed
—
Jan 16, 2004
$762,500
Marsh,james Tr
Hermosillo,c J
Grant Deed
$475,000 · C J Hermosillo
Dec 23, 1997
$550,000
C J Hermosillo
Lanza,john & Betty J
Grant Deed
$200,000 · Williams Trust
Sep 29, 1993
$1,000,000
John Lanza
—
Grant Deed
related
—
—
—
Peter Holdings Blue
—
Deed Of Trust
related
$750,000 · Coronado First Bank
—
—
Peter Holdings LP Blue
—
Loan Modification
related
$500,000 · San Diego Private Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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